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Home My WebLink About2023-02-01; Planning Commission; ; CDP 2022-0031 (DEV2022-0107) – ADAMS HOUSE Single Family Coastal Development Permit Item No. Application complete date: Nov. 17, 2022 P.C. AGENDA OF: Feb. 1, 2023 Project Planner: Esteban Danna Project Engineer: Allison McLaughlin SUBJECT: CDP 2022-0031 (DEV2022-0107) – ADAMS HOUSE - Request for approval of a Coastal Development Permit to allow for the demolition of an existing single-family residence and construction of a new 6,790-square-foot single family residence with an attached 1,000- square-foot three-car garage and detached 793-square-foot accessory dwelling unit (under a separate coastal development permit) within the Mello II Segment of the city’s Local Coastal Program located at 4368 Adams Street within Local Facilities Management Zone 1. The project site is not within the appealable area of the California Coastal Commission. The City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15303(a) construction of a single-family residence of the state CEQA Guidelines. I.RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution (Exhibit 1), APPROVING Coastal Development Permit CDP 2022-0031 based upon the findings and subject to the conditions contained therein. II.PROJECT DESCRIPTION AND BACKGROUND Project Site/Setting: The 0.65-acre (28,221 square feet), project site is located at 4368 Adams Street as shown on the attached location map (Exhibit 2). The topography of the site varies, but is generally sloped, with the toe of the slope towards the front of the property along Adams Street. The property is currently developed with a single-family residence. The surrounding neighborhood is developed with single-family residences and vacant land. No public beach access or coastal resources are identified onsite. Table “A” below includes the General Plan designations, zoning and current land uses of the project site and surrounding properties. TABLE A Location General Plan Designation Zoning Current Land Use Site R-4 R-1-15000 Single-family residence North R-4 R-1-15000 Vacant South R-4 R-1-15000 Single-family residence East R-4 R-1-15000 Single-family residence West R-4 R-1-15000 Vacant 1 Feb. 1, 2023 Item #1 Page 1 of 35 0 CDP 2022-0031 (DEV2022-0107) – ADAMS HOUSE Feb. 1, 2023 Page 2 Proposed Residential Construction: The project consists of the construction of a new 6,790-square-foot single-family residence with an attached 1,000-square-foot three-car garage. The proposed residence is two stories above a basement with a combination of flat and pitched roof elements. The maximum height of the residence will be 30 feet at the roof elements with a 3:12 pitch, and 20’-10” at the roof elements that have less than a 3:12 roof pitch. The design of the proposed residence is a contemporary architecture, typical of southern California coastal residences. Building materials used for the exterior are a combination of metal panel siding, tile, stone veneer, glass guardrails, and a standing-seam metal roof. A 793-square-foot detached accessory dwelling unit is also proposed. Pursuant to California Government Code Section 65852.2, a public hearing shall not be required to approve an ADU. A separate Coastal Development Permit will be processed administratively. Neighboring property owners will be notified of the permit application through a separate public notice. Proposed Grading: Estimated grading quantities include 1,430 cubic yards (cy) of cut, 500 cy of fill with 930 cy of export. A grading permit will be required for this project. III.ANALYSIS The project is subject to the following regulations and requirements: A.R-4 Residential General Plan Designation; B. R-1 One-Family Residential Zone (CMC Chapter 21.10); C.Coastal Development Regulations for the Mello II Segment of the LCP Program (CMC Chapter 21.201) and the Costal Resource Protection Overlay Zone (CMC Chapter 21.203); D.Inclusionary Housing Ordinance (CMC Chapter 21.85) E.Growth Management (CMC Chapter 21.90). The recommendation for approval of this project was developed by analyzing the project’s consistency with the applicable city regulations and policies. The project’s compliance with each of the above regulations is discussed in detail in the sections below. A.R-4 Residential General Plan Land Use Designation The project site has a General Plan Land Use designation of R-4 Residential which allows for the development of single-family residences at a density of 0-4 dwelling units per acre (du/ac) with a Growth Management Control Point (GMCP) of 3.2 du/ac. Per Land Use Element Policy 2-P.7, one single-family dwelling is permitted to be constructed on a legal lot that existed as of October 28, 2004. The subject lot was legally created on March 7, 1929. Therefore, the existing single-family residence is consistent with the Elements of the city’s General Plan. B.R-1 One-Family Residential Zone (CMC Chapter 21.10) The project is required to comply with all applicable regulations and development standards of the Carlsbad Municipal Code (CMC) including the One-Family Residential (R-1) zone (CMC Chapter 21.10). Table B below shows how the project complies with the applicable requirements. Feb. 1, 2023 Item #1 Page 2 of 35 CDP 2022-0031 (DEV2022-0107) – ADAMS HOUSE Feb. 1, 2023 Page 3 TABLE B – R-1 ZONE DEVELOPMENT STANDARDS STANDARD REQUIRED/ALLOWED PROPOSED Front Yard Setback 20 feet minimum 20 feet Side Yard Setback 10 feet minimum 17’-10” Rear Yard Setback 20 feet minimum 45’-6” Lot Coverage 40 percent 15 percent Parking Two-car garage Three-car garage Building Height 30 feet with a minimum 3:12 roof pitch provided or 24 feet if less than a 3:12 roof pitch is provided 30’ (3:12 roof pitch portion) and 20’-10” (flat roof portion) C.Conformance with the Coastal Development Regulations for the for the Mello II Segment of the Local Coastal Program (CMC Chapter 21.201) and the Costal Resource Protection Overlay Zone (CMC Chapter 21.203). The project site is located within the Mello II Segment of the Local Coastal Program (LCP) and is not within the appeals jurisdiction. The site is also located within and subject to the Coastal Resource Protection Overlay Zone. The project’s compliance with each of these programs and ordinances is discussed below: 1.Mello II Segment of the Certified Local Coastal Program and all applicable policies The subject site has an LCP Land Use Plan designation of R-4 Residential, which allows for a density of 0 to 4 dwelling units per acre (du/ac) and 3.2 du/ac at the Growth Management Control Point (GMCP). The demolition and construction of a single-family residence will not increase the number of units on the property. Therefore, no change in density is proposed or required to be analyzed with respect to applicable LCP policies. The project consists of demolition of an existing single-family residence and construction of a two-story- over-basement single-family residence with an attached, three-car garage and a detached ADU. The new residence will not obstruct views of the coastline as seen from public lands or the public right-of-way, nor otherwise damage the visual beauty of the coastal zone as there are currently no views of the coastline from this location. No agricultural uses currently exist on the previously developed site, nor are there any sensitive resources located on the site. The new residence is not located in an area of known geologic instability or flood hazard. Since the site does not have frontage along the coastline, no public opportunities for coastal shoreline access are available from the subject site. Furthermore, the residentially designated site is not suited for water-oriented recreation activities. 2.Coastal Resource Protection Overlay Zone The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the city’s Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, BMP Design Manual and Jurisdictional Runoff Management Program (JRMP) to avoid increased urban run-off, pollutants and soil erosion. In addition, the site is not located in an area prone to landslides, or susceptible to accelerated erosion, floods or liquefaction. D.Inclusionary Housing Ordinance (CMC Chapter 21.85) Pursuant to CMC Chapter 21.85.030 (D)(3), a project may be exempt from the inclusionary housing requirement if the construction of a new residential structure replaces a residential structure that was Feb. 1, 2023 Item #1 Page 3 of 35 CDP 2022-0031 (DEV2022-0107) – ADAMS HOUSE Feb. 1, 2023 Page 4 demolished within two years prior to the application for a building permit for the new residential structure. The exemption is contingent upon the number of residential units not being increased from the number of residential units in the previously demolished residential structure. Since there will not be an increase in the number of units on the property, the project will be exempt from the inclusionary housing requirement if building permits are issued within two years of the demolition of the existing residential structure. E.Growth Management The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of the city. There will be no impact to public facilities because the new single-family residence is replacing an existing single-family residence. IV.ENVIRONMENTAL REVIEW The California Environmental Quality Act (“CEQA”), and its implementing regulations (“CEQA Guidelines”) adopted by the Secretary of the California Natural Resources Agency, list classes of projects that have been determined not to have a significant effect on the environment and as a result are exempt from further environmental review under CEQA. City staff completed a review of the project and potential environmental impacts associated with the project pursuant to CEQA and concluded that the project qualified for an exemption pursuant to CEQA Guidelines section 15303(a) (New Construction or Conversion of Small Structures). A notice of intended decision regarding the environmental determination was advertised on December 16, 2022 and posted on the city’s website. The notice included a general description of the project, the proposed environmental findings, and a general explanation of the matter to be considered. The findings and determination contained in that notice was declared as final on the date of the noticed decision, unless appealed as provided by the procedures commencing in Chapter 21.54 (Procedures, Hearings, Notices, and Fees) of the Zoning Ordinance. During the 10-day public review period, the city received no comment letters from the public regarding the prospective environmental determination. Since no appeal was filed and no substantial evidence was submitted that would support a finding that the exemption requirements would not be satisfied, the project was determined by the city planner to not have a significant effect on the environment. The CEQA Determination letter is attached to this staff report as Attachment 4 and demonstrates that the project is categorically exempt from further environmental review. The city planner’s written decision is final and the CEQA determination is not within the Planning Commission’s purview. With the appropriate environmental clearances in place, all of the city’s procedural requirements and relevant aspects of CEQA have been satisfied. The CEQA Guidelines include a list of classes of projects which have been determined not to have a significant effect on the environment and which shall, therefore, be exempt from the provisions of CEQA. CEQA Guidelines Section 15303(a) is a Class 3 exemption for new construction or conversion of small structures. Exempted are single-family residences or second dwelling units in residential zones. The proposed project and site meet the criteria of the Section 15303(a) Class 3 existing facilities exemption. Feb. 1, 2023 Item #1 Page 4 of 35 CDP 2022-0031 (DEV2022-0107) – ADAMS HOUSE Feb. 1, 2023 Page 5 EXHIBITS: 1.Planning Commission Resolution – Draft Approval 2.Location Map 3.Disclosure Form 4.Reduced Exhibits 5.Exhibits “A” – “R” dated Feb. 1, 2023 Feb. 1, 2023 Item #1 Page 5 of 35 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING OF A COASTAL DEVELOPMENT PERMIT TO ALLOW FOR THE DEMOLITION OF AN EXISTING SINGLE- FAMILY RESIDENCE AND CONSTRUCTION OF A NEW 6,790-SQUARE-FOOT SINGLE FAMILY RESIDENCE WITH AN ATTACHED 1,000-SQUARE-FOOT THREE-CAR GARAGE AND A DETACHED 793-SQUARE-FOOT ACCESSORY DWELLING UNIT (UNDER A SEPARATE COASTAL DEVELOPMENT PERMIT) WITHIN THE MELLO II SEGMENT OF THE CITY’S LOCAL COASTAL PROGRAM LOCATED AT 4368 ADAMS STREET WITHIN LOCAL FACILITIES MANAGEMENT ZONE 1. CASE NAME: ADAMS HOUSE CASE NO: CDP 2022-0031 (DEV2022-0107) WHEREAS, Mark Silva, “Developer,” has filed a verified application with the City of Carlsbad regarding property owned by Curtis Ling and Jessica Grieves, “Owners,” described as THAT PORTION OF LOT 8 IN BLOCK “C” OF BELLEVISTA, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 2152, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, MARCH 7, 1929, LYING NORTHWESTERLY OF THE FOLLOWING DESCRIBED LINE: BEGINNING AT A POINT ON THE SOUTHWESTERLY LINE OF SAID LOT 8, BEING ON THE ARC OF A 225.00 FOOT RADIUS CURVE, CONCAVE NORTHEASTERLY, DISTANT ALONG SAID SOUTHWESTERLY LINE 4.84 FEET NORTHWESTERLY FROM THE MOST SOUTHERLY CORNER OF SAID LOT 8; THENCE NORTHEASTERLY IN A STRAIGHT LINE TO A POINT ON THE NORTHEASTERLY LINE OF SAID LOT, DISTANT THEREON SOUTH 16°19’00” EAST, 90.56 FEET FROM THE MOST NORTHERLY CORNER THEREOF. EXCEPTING THEREFROM THE WESTERLY 5 FEET, AS GRANTED TO THE CITY OF CARLSBAD BY INDIVIDUAL GRANT DEED RECORDED AUGUST 28, 1978 AS FILE NO. 78-366214 OF OFFICIAL RECORDS OF SAN DIEGO COUNTY. (“the Property”); and WHEREAS, said verified application constitutes a request for a Coastal Development Permit as shown on Exhibit(s) “A” – “R” dated Feb. 1, 2023, attached hereto and on file in the Carlsbad Planning PLANNING COMMISSION RESOLUTION NO. 7471 Exhibit 1 Feb. 1, 2023 Item #1 Page 6 of 35 -2- Division, CDP 2022-0031 (DEV2022-0107) – ADAMS HOUSE, as provided in Chapter 21.201.030 of the Carlsbad Municipal Code; and WHEREAS, the Planning Division studied the Coastal Development Permit application and performed the necessary investigations to determine if the project qualified for an exemption from further environmental review under the California Environmental Quality Act, (CEQA, Public Resources Code section 21000 et. seq.), and its implementing regulations (the State CEQA Guidelines), Article 14 of the California Code of Regulations section 15000 et. seq. After consideration of all evidence presented, and studies and investigations made by the city planner and on its behalf, the city planner determined that the project was exempt from further environmental review pursuant to State CEQA Guidelines section 15303(a) (New Construction or Conversion of Small Structures). This exception is for the construction of a single-family residence with an attached accessory dwelling unit. The project will not have a significant effect on the environment and all of the requirements of CEQA have been met; and WHEREAS, on Dec. 16, 2022, the city distributed a notice of intended decision to adopt the “New Construction or Conversion of Small Structures” exemption. The notice was circulated for a 10-day period, which began on Dec. 16, 2022 and ended on Dec. 26, 2022. The city did not receive any comment letters on the CEQA findings and determination. The effective date and order of the city planner CEQA determination was December 26, 2022; and WHEREAS, the Planning Commission did, on Feb. 1, 2023, hold a duly noticed public hearing as prescribed by law to consider said request; WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to the Coastal Development Permit. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad, as follows: A)That the above recitations are true and correct. Feb. 1, 2023 Item #1 Page 7 of 35 -3- B)That based on the evidence presented at the public hearing, the Commission RECOMMENDS APPROVAL of CDP 2022-0031 (DEV2022-0107) – ADAMS HOUSE, based on the following findings and subject to the following conditions: Findings: 1.That the proposed development is in conformance with the Certified Local Coastal Program and all applicable policies in that the site is designated for residential development, and the project proposes demolition of an existing single-family residence and construction of a new 6,790- square foot two-story-over-basement single-family residence with an attached 1,000-square- foot three-car garage and a 793-square-foot detached accessory dwelling unit (under a separate coastal development permit). The development is consistent with the LCP Mello II R-4 land use designation. No agricultural activities, sensitive resources, geological instability, flood hazard or coastal access opportunities exist onsite. Given that the project is located in a residential neighborhood where the majority of dwellings are one- and two-stories, the construction of a new two-story-over-basement single-family residence will not obstruct views of the coastline as seen from public lands or public right-of-way, nor otherwise damage the visual beauty of the Coastal Zone. 2.The proposal is in conformity with the public access and recreation policies of Chapter 3 of the Coastal Act in that the property is not located adjacent to the coastal shore; therefore, it will not interfere with the public’s right to physical access or water-oriented recreational activities. 3.The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the city's Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, BMP Design Manual and Jurisdictional Runoff Management Program (JRMP) to avoid increased urban runoff, pollutants, and soil erosion. The site is not located in an area prone to landslides, or susceptible to accelerated erosion, floods, or liquefaction. 4.The project is consistent with the City-Wide Facilities and Improvements Plan, the Local Facilities Management Plan for Zone 1 and all city public policies and ordinances. The project includes elements or has been conditioned to construct or provide funding to ensure that all facilities and improvements regarding Sewer collection and treatment; water; drainage; circulation; fire; schools; parks and other recreational facilities; libraries; government administrative facilities; and open space, related to the project will be installed to serve new development prior to or concurrent with need. Specifically, a.The project has been conditioned to provide proof from the Carlsbad Unified School District that the project has satisfied its obligation for school facilities. b.The Public Facility Fee is required to be paid by Council Policy No. 17 and will be collected prior to the issuance of building permit. 5.The Planning Commission finds that the project, as conditioned herein, is in conformance with the Elements of the city’s General Plan, in that the General Plan Land Use designation for the property is R-4 Residential, and under Land Use Element Policy 2-P.7 one single-family dwelling is permitted to be constructed on a legal lot that existed as of Oct. 28, 2004. The subject lot was legally created on March 7, 1929. Therefore, the proposed new single-family residence is consistent with the Elements of the city’s General Plan. Feb. 1, 2023 Item #1 Page 8 of 35 -4- 6.The Planning Commission has reviewed each of the exactions imposed on the Developer contained in this resolution, and hereby finds, in this case, that the exactions are imposed to mitigate impacts caused by or reasonably related to the project, and the extent and the degree of the exaction is in rough proportionality to the impact caused by the project. 7.The Planning Commission expressly declares that it would not have approved this Coastal Development Permit application to use the Property for completing and implementing the project, except upon and subject to each and all of the conditions hereinafter set, each and all of which shall run with the land and be binding upon the Developer and all persons who use the Property for the use permitted hereby. For the purposes of the conditions, the term “Developer” shall also include the project proponent, owner, permittee, applicant, and any successor thereof in interest, as may be applicable. If the Developer fails to file a timely and valid appeal of this Coastal Development Permit within the applicable appeal period, such inaction by the Developer shall be deemed to constitute all of the following on behalf of the Developer: a.Acceptance of the Coastal Development Permit by the Developer; and b.Agreement by the Developer to be bound by, to comply with, and to do all things required of or by the Developer pursuant to all of the terms, provisions, and conditions of this Coastal Development Permit or other approval and the provisions of the Carlsbad Municipal Code applicable to such permit. Conditions: General NOTE: Unless otherwise specified herein, all conditions shall be satisfied prior to the issuance of grading or building permits, whichever occurs first. 1.Approval is granted for CDP 2021-0024 as shown on Exhibits “A” – “R”, dated Feb. 1, 2023, on file in the Planning Division and incorporated herein by reference. Development shall occur substantially as shown unless otherwise noted in these conditions. 2.The information contained in the application and all attached materials are assumed to be correct, true, and complete. The Planning Commission is relying on the accuracy of this information and project-related representations in order to process and approve this Coastal Development Permit application. This permit may be rescinded if it is determined that the information and materials submitted are not true and correct. The Developer may be liable for any costs associated with rescission of such permits. 3.If any of the following conditions fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the city shall have the right to revoke or modify all approvals herein granted; deny or further condition issuance of all future building permits; deny, revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; record a notice of violation on the property title; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. No vested rights are gained by Developer or a successor in interest by the city’s approval of this Coastal Development Permit. Feb. 1, 2023 Item #1 Page 9 of 35 -5- 4.Staff is authorized and directed to make, or require the Developer to make, all corrections and modifications to the Coastal Development Permit documents, as necessary to make them internally consistent and in conformity with the final action on the project. Development shall occur substantially as shown on the approved Exhibits. Any proposed development, different from this approval, shall require an amendment to this approval. 5.Developer shall comply with all applicable provisions of federal, state, and local laws and regulations in effect at the time of building permit issuance. 6.If any condition for construction of any public improvements or facilities, or the payment of any fees in-lieu thereof, imposed by this approval or imposed by law on this Project are challenged, this approval shall be suspended as provided in Government Code Section 66020. If any such condition is determined to be invalid, this approval shall be invalid unless the City Council determines that the project without the condition complies with all requirements of law. 7.Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold harmless the City of Carlsbad, its Council members, officers, employees, agents, and representatives, from and against any and all liabilities, losses, damages, demands, claims and costs, including court costs and attorney’s fees incurred by the city arising, directly or indirectly, from (a) city’s approval and issuance of this Coastal Development Permit, (b) city’s approval or issuance of any permit or action, whether discretionary or nondiscretionary, in connection with the use contemplated herein, and (c) Developer/Operator’s installation and operation of the facility permitted hereby, including without limitation, any and all liabilities arising from the emission by the facility of electromagnetic fields or other energy waves or emissions. This obligation survives until all legal proceedings have been concluded and continues even if the city’s approval is not validated. 8.Prior to the issuance of a building permit, the Developer shall provide proof to the Building Division from the Carlsbad Unified School District that this project has satisfied its obligation to provide school facilities. 9.This project shall comply with all conditions and mitigation measures which are required as part of the Zone 1 Local Facilities Management Plan and any amendments made to that Plan prior to the issuance of building permits. 10.This approval shall become null and void if building permits are not issued for this project within 24 months from the date of project approval. 11.Prior to the issuance of the grading or building permit, whichever occurs first, Developer shall submit to the city a Notice of Restriction executed by the owner of the real property to be developed. Said notice is to be filed in the office of the County Recorder, subject to the satisfaction of the City Planner, notifying all interested parties and successors in interest that the City of Carlsbad has issued a(n) Coastal Development Permit by the subject Resolution on the property. Said Notice of Restriction shall note the property description, location of the file containing complete project details and all conditions of approval as well as any conditions or restrictions specified for inclusion in the Notice of Restriction. The City Planner has the authority to execute and record an amendment to the notice which modifies or terminates said notice upon a showing of good cause by the Developer or successor in interest. Feb. 1, 2023 Item #1 Page 10 of 35 -6- 12.The appropriate user development fees and Citywide Facility fees shall be paid in accordance with the prevailing fee schedule in effect at the time of building permit issuance, to the satisfaction of the Director of Community Development. Through plan check processing, the Developer shall pay development fees at the established rate. Such fees may include, but not be limited to: Permit and Plan Checking Fees, Water and Sewer Service Fees, School Fees, Traffic Mitigation Fees, Flood Control Mitigation Fees, Park Mitigation Fees, Fire Mitigation/Cost Recovery Fees, and other fees listed in the Fee Schedule, which may be amended after the date of this permit’s approval. Arrangements to pay these fees shall be made prior to building permit issuance to the satisfaction of the Community Development Department. 13.Building permits will not be issued for this project unless the local agency providing water and sewer services to the project provides written certification to the city that adequate water service and sewer facilities, respectively, are available to the project at the time of the application for the building permit, and that water and sewer capacity and facilities will continue to be available until the time of occupancy. 14.Developer shall make a separate formal landscape construction drawing plan check submittal to the Planning Division and obtain City Planner approval of a Final Landscape and Irrigation Plan showing conformance with the approved Preliminary Landscape Plan and the city’s Landscape Manual. Developer shall construct and install all landscaping and irrigation as shown on the approved Final Plans. All landscaping shall be maintained in a healthy and thriving condition, free from weeds, trash, and debris. All irrigation systems shall be maintained to provide the optimum amount of water to the landscape for plant growth without causing soil erosion and runoff. 15.The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape plan check process on file in the Planning Division and accompanied by the project’s building, improvement, and grading plans. Engineering Conditions General 16.Prior to hauling dirt or construction materials to or from any proposed construction site within this project, developer shall apply for and obtain approval from, the city engineer for the proposed haul route. 17.This project is approved upon the express condition that building permits will not be issued for the development of the subject property, unless the district engineer has determined that adequate water and sewer facilities are available at the time of permit issuance and will continue to be available until time of occupancy. Fees/Agreements 18.Developer shall cause property owner to execute and submit to the city engineer for recordation, the city’s standard form Geologic Failure Hold Harmless Agreement. 19.Developer shall cause property owner to execute and submit to the city engineer for recordation the city’s standard form Drainage Hold Harmless Agreement. Feb. 1, 2023 Item #1 Page 11 of 35 -7- Grading 20.Based upon a review of the proposed grading and the grading quantities shown on the site plan, a grading permit for this project is required. Developer shall prepare and submit plans and technical studies/reports as required by city engineer, post security and pay all applicable grading plan review and permit fees per the city’s latest fee schedule. Storm Water Quality 21.Developer shall comply with the city's Stormwater Regulations, latest version, and shall implement best management practices at all times. Best management practices include but are not limited to pollution control practices or devices, erosion control to prevent silt runoff during construction, general housekeeping practices, pollution prevention and educational practices, maintenance procedures, and other management practices or devices to prevent or reduce the discharge of pollutants to stormwater, receiving water or stormwater conveyance system to the maximum extent practicable. Developer shall notify prospective owners and tenants of the above requirements. 22.Developer shall complete and submit to the city engineer a Determination of Project’s SWPPP Tier Level and Construction Threat Level Form pursuant to City Engineering Standards. Developer shall also submit the appropriate Tier level Storm Water Compliance form and appropriate Tier level Storm Water Pollution Prevention Plan (SWPPP) to the satisfaction of the city engineer. Developer shall pay all applicable SWPPP plan review and inspection fees per the city’s latest fee schedule. 23.Developer shall complete the City of Carlsbad Standard Stormwater Requirement Checklist Form. Developer is responsible to ensure that all final design plans, grading plans, and building plans incorporate applicable best management practices (BMPs). These BMPs include site design, source control and Low Impact Design (LID) measures including, but not limited to, minimizing the use of impervious area (paving), routing run-off from impervious area to pervious/landscape areas, preventing illicit discharges into the storm drain and adding storm drain stenciling or signage all to the satisfaction of the city engineer. Dedications/Improvements 24.Prior to any work in city right-of-way or public easements, Developer shall apply for and obtain a right-of-way permit to the satisfaction of the city engineer. 25.Developer shall prepare and process public improvement plans and, prior to city engineer approval of said plans, shall execute a city standard development Improvement Agreement to install and shall post security in accordance with C.M.C. Section 20.16.070 for public improvements shown on the site plan. Said improvements shall be installed to city standards to the satisfaction of the city engineer. These improvements include, but are not limited to: A.Curb and gutter B.6-foot Sidewalk C.Sidewalk drains D.Driveway Additional public improvements required in other conditions of this resolution are hereby included in the above list by reference. Developer shall pay the standard improvement plan check Feb. 1, 2023 Item #1 Page 12 of 35 -8- and inspection fees in accordance with the fee schedule. Improvements listed above shall be constructed within 36 months of approval of the subdivision or development improvement agreement or such other time as provided in said agreement. 26.Adams Street shall be dedicated by owner along the project frontage based on a street center line to right-of-way width of 30-feet and in conformance with City of Carlsbad Standards. Code Reminders The project is subject to all applicable provisions of local ordinances, including but not limited to the following: 27.Developer shall pay planned local area drainage fees in accordance with Section 15.08.020 of the City of Carlsbad Municipal Code to the satisfaction of the city engineer. 28.Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section 13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) and floor area contained in the staff report and shown on the site plan are for planning purposes only. NOTICE TO APPLICANT An appeal of this decision to the City Council must be filed with the City Clerk at 1200 Carlsbad Village Drive, Carlsbad, California, 92008, within ten (10) calendar days of the date of the Planning Commission’s decision. Pursuant to Carlsbad Municipal Code Chapter 21.54, section 21.54.150, the appeal must be in writing and state the reason(s) for the appeal. The City Council must make a determination on the appeal prior to any judicial review. NOTICE Please take NOTICE that approval of your project includes the “imposition” of fees, dedications, reservations, or other exactions hereafter collectively referred to for convenience as “fees/exactions.” You have 90 days from date of final approval to protest imposition of these fees/exactions. If you protest them, you must follow the protest procedure set forth in Government Code Section 66020(a), and file the protest and any other required information with the City Manager for processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or annul their imposition. You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute of limitations has previously otherwise expired. Feb. 1, 2023 Item #1 Page 13 of 35 PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, California, held on Feb. 1, 2023, by the following vote, to wit: AVES: Commissioners Kamenjarin, Lafferty, Meenes, Merz, Sabellico, and Stine NAVES: ABSENT: Commissioner Luna ABSTAIN: PETER MERZ, Chair CARLSBAD PLANNING COMMISSION ATTEST: ERIC LARDY City Planner -9-Feb. 1, 2023 Item #1 Page 14 of 35 ADAMSST HIGHLAND DRHOOVER ST BR O O K S W Y E L C AMINO R E ALLA COSTA AV A L G A R DCARLSBAD BL CDP 2022-0031 Adams House SITE MAP SITE!"^ Map generated on: 6/15/2022 Exhibit 2 Feb. 1, 2023 Item #1 Page 15 of 35 • N NOT TO SCALE Exhibit 3 Feb. 1, 2023 Item #1 Page 16 of 35 (c icyof Carlsbad DISCLOSURE STATEMENT P-1(A) Development Services Planning Division 1635 Faraday Avenue (442) 339-2610 www.carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any indiyidual, firm, co-partnership, j0int venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. 2. P-1(A) APPLICANT (Not the applicant's agent) ,,,-- Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate f~je may be attached if necessary.) Person J1A~l-:A ~ l,~ Corp/Part _______ _ Title ~(~vT Title ________ _ Address R~ • fjlJ'f 3 /0 ,4(£f'U~ Address _______ _ t Cf\ OWNER (Not the owner's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person C0-r-t'\S. L{V\j ~"' ~ Corp/Part'------------ ntte --Se:,ss,· cq G::-r.' e v~ Title -------------- Address S66 7 A~~ S-t. vt r~ VJ t1t cl, CA q 2-00 &> Address ____________ _ Page 1 of2 Revised 3/22 Feb. 1, 2023 Item #1 Page 17 of 35 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non Profit/Trust________ Non Profit/Trust _________ _ Title ___________ _ Title -------------- Address Address ---------------------- 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? D Yes ~ N~ If yes, please indicate person(s): __________ _ NOTE: Attach additional sheets if necessary. 0Jr-ri..S. w·~~ C1,vt& s~,·cv1 G:0~ve..< Print or type name of owner 's agent if applicable/date Print or type name of owner/applicant's agent P-1(A) Page 2of2 Revised 3/22 M A K A.S I VAL ICE N SE D A R C H I TE C T STAT E O F C AL IFO RNIA REN. C23972 LR A1 SITE PLAN & INFORMATIONMARK A SILVA ARCHITECTocotillo california858.735.2375ADAMS HOUSECARLSBAD, CA10/14/22 TSILVAMARK A O OSTATEFCALIF RNIAARCHI ECTREN.ELNCI C ED C23972 2104 © SILVA STUDIOS CORPORATION DOWNUP10'-0" SYSB20'- 0 " FYS B 20'-0"RYSB 17'-9 5/8 "18'-7 1/8"28'-8 7/8"4'-0"12'-0"12'-0"30'-7 1/8"17'-10 1/4"18'-1"11'-0"13'-3 1/2"12'-6 1/4"18'-0"25'-11" 20'-6 5/8"37'-10"6'-5 7/8"16'-5 3/4"18'-0"51'-9" 12'-7" 20'-5/8" 12'-0" 9 1/2"" 9 1/2"" 14'-0" 14'-0" 12'-7" 48'-1 5/8" 20'-3 1/2" 5'-1 1/4" 20'-3" 2'-8 3/4" 19'-7 3/4"20'-5/8" DOWNUP 10'-0"SYSB1/16" = 1'-0" SITE PLAN LINE OF2ND FLRABOVE LINE OF2ND FLRABOVE 4'-0" RET. WALLS CONCRETESTAIR-ON-GRADE TRASH & RECYCLEENCLOSURE, 5FT HGT 4 FT PUBLIC UTILITIESEASEMENT, SEE CIVIL DRAWINGS COASTAL LINEFROM CITY PLANNEREMAILED IMAGE OVERLAY EV IN GARAGE PV ON ROOF8.66 kWdc TOTAL PV ON ROOF8.66 kWdc TOTAL BBQ 5'-6" RET. WALL 5'-6" RET.WALL 5'-0" RET.WALL 11'-0" RET.WALL PERIMETER OF BASEMENT COMPLYINGWITH DEFINITION IN CMC SECTION 21.04.045 SEE LANDSCAPE PLANS FOR LANDSCAPING,HARDSCAPES AND FENCING SEE LANDSCAPE PLANS FOR LANDSCAPING,HARDSCAPES AND FENCING SEE LANDSCAPE PLANS FOR LANDSCAPING,HARDSCAPES AND FENCING SEE LANDSCAPE PLANS FOR LANDSCAPING,HARDSCAPES AND FENCING CURB & GUTTER SEE CIVIL DRAWINGS DRIVEWAY APRONSEE CIVIL DRAWINGS ADU PARKING 1 STORY ADU (SUBTERRANEAN) 2 STORY HOUSE MOTOR COURT ENTRY ON GRADE PATIO EXISTING DRIVEWAYADAMS STREETPROPERTY LINE 219.96' PROPERTY LINE 271.17'PROPERTY LINE 90.56'PROPERTY LINE R=390' NOTES 1. DEMOLISH EXISTING HOUSE AND GARAGE 2. EXISTING TOPOGRAPHY SHOWN. SEE GRADING PLAN FOR PROPOSED TOPOGRAPHY 3. SEE LANDSCAPE PLAN FOR HARDSCAPE FLAT YARD ADU PATIO EL 95.00 EL 100.00 3:12ROOFRIDGEEL 133.00 EL 109.00EX GRADEEL 100.00 PROPERTY LINE R=220'BASEMENTBELOW BASEMENTBELOW BASEMENTBELOW SEE LANDSCAPE PLAN SEE LANDSCAPE PLAN EL 1 0 4 . 0 0EX. GRD 104.00 BSM T FF 9 9.50 EX . GRD 1 04 . 0 0 BSM T F F 9 9 .5 0 DECK DECK PLNTRBASEMENT CALCULATION TOTAL PERIMETER 274'-9 1/9"75% 206'-0 7/8" BASEMENT PERIMETER PROVIDED 206'-8 7/8" EX. G R D 1 0 7. 00 ROOF 1 29. 5 0 EX. G R D 1 0 9. 00 ROOF 1 29. 5 0 EX. GR D 1 0 9 . 0 0 ROOF 1 2 9 . 5 0 EX. GRD 10 9 . 0 0 ROOF 129.5 EX. G R D 1 1 1. 5 0 ROO F 1 29. 5 0 EX. G R D 1 0 7 . 3 0 RO O F 1 2 9 . 5 0 EX. G R D 1 0 4 . 0 0 BSMT F F 9 9 . 5 EX. G R D 1 0 4 . 0 0 BSM T F F 9 9 . 5 EX. GRD 1 0 9 . 0 0 ROOF 13 3 . 0 0 Project Overview Project Directory Project Data Sheet Index Vicinity Map 28,221 SF 11,288 SF 4,210 SF 3,417 SF 2,388 SF 1,985 SF 7,790 SF 793 SF 8,583 SF 19,312 SF 4,691 SF 20 FT 10 FT 20FT 30 FT 24 FT 30 FT 22 FT A1 TITLE SHEET & SITE PLAN A2 BASEMENT & ADU FLOOR PLAN A3 FIRST FLOOR PLAN A4 SECOND FLOOR PLAN A5 ROOF PLAN A6 ELEVATIONS A7 ELEVATIONS C001 SURVEY C002 NOTES & SECTIONS C003 PRELIMINARY GRADING PLAN L-1 PLANTING PLAN L-2 HARDSCAPE PLAN L-3 IRRIGATION PLAN L-4 FIRE PROTECTION PLAN L-5 WATER CONSERVATION PLAN L-6 WATER CONSERVATION CALCULATIONS Owner: Architect: Civil Engineer: Landscape: Geotechnical: Scope of Work: Project Address: Assessor’s Parcel: Legal Description: Zoning Designation: Geological Category: Type of Construction: Occupancy Classification: Demolition of an existing single family dwelling with garage. Construction of a new 2 story single family dwelling over a daylight basement garage, & a detached single story ADU. Landscaping & fencing. Curtis Ling & Jessica Grieves 4368 Adams Street Carlsbad, CA 92008 619-392-2644 curtis.ling@outlook.com Mark A Silva PO Box 310, Ocotillo, CA 92259 858-735-2375 markitect@markasilva.com Antony K. Christensen, PE, PLS, QSD Christensen Engineering & Surveying 858-271-9901 ceands@aol.com David McCullough McCullough Landscape Architects 619-296-3150 david@mlasd.com GeoTek, Inc. 1384 Poinsettia Avenue, Suite A Vista, CA 92081 760-599-0509 geotekusa.com Lot Area: Coverage: Allowable 40% Proposed 15%: Building Areas: House: Daylight Basement (Including Garages): First Floor: Second Floor: Total: ADU: Grand Total Landscape Area: Hardscape Area: Setbacks: Front: Side: Rear: Max Building Height: Allowable: 3:12 Pitched Roof Flat Roof Proposed: 3:12 Pitched Roof Flat Roof I-5 4368 Adams Street, Carlsbad, CA 92008 206-180-11 Portion of Lot 8, Block C of Map 2152 R1-15000 Eocene Marine (ICF inc. Floor/Roof) Type III, Sprinklered NFPA 13D R-3 SITE ADAMS S T R E E T TAMARACK AVENUEAGUA HED I O N D A 1. PROVIDE NFPA 13D SPRINKLERS AT MAIN HOUSE & ADU. 2. MAIN HOUSE IS COMPLETELY OF NON-COMBUSTIBLE CONSTRUCTION (SEE CONSTRUCTION TYPE THIS SHEET); A. ALL WALLS SHALL BE CONCRETE ICF CONSTRUCTION, ABOVE & BELOW GRADE B. ALL FLOOR SYSTEMS & FLAT ROOF SHALL BE STEEL FRAMING WITH CONCRETE TOPPING C. 3:12 SLOPED ROOF SHALL BE STEEL FRAMING WITH (2) 8"X24" HEAVY TIMBER BEAMS D. ALL EAVES SHALL BE DENSGLASS GOLD WITH METAL FASCIA, SEE SHEET A8, SECTION B E. ALL WINDOWS & EXTERIOR DOORS SHALL BE ALUMINUM FRAMED WITH TEMPERED GLAZING, SEE SHEET A6, WEST ELEVATION F. NO COMBUSTIBLE EXTERIOR FINISHES, SEE SHEET A6, NORTH ELEVATION G. FIRE RESISTIVE ROOFING, SEE SHEET A5, ROOF PLAN Fire Notes Exhibit 4 Feb. 1, 2023 Item #1 Page 18 of 35 I f M A K A.S I VAL ICE N SE D A R C H I TE C T STAT E O F C AL IFO RNIA REN. C23972 LR A2 BASEMENT & ADU FLOOR PLANSMARK A SILVA ARCHITECTocotillo california858.735.2375ADAMS HOUSECARLSBAD, CA10/14/22 TSILVAMARK A O OSTATEFCALIF RNIAARCHI ECTREN.ELNCI C ED C23972 2104 © SILVA STUDIOS CORPORATION DOWNUP3'-9 5/8"23'-10 5/8"16'-5 3/4" 5'-2 3/8"5'-11 3/4"45'-10 5/8"20'-8 1/2" 26'-6 3/4"38'-1 1/8"25'-6 1/2"25'-11 5/8"11"10'-4 5/8"22'-3/4" 51'-9"20'-5/8"9 1/2"12'-0"9 1/2"20'-5/8"48'-1 5/8"20'-3 1/2"5'-1 1/4"20'-3"2'-8 3 /4"19'-7 3 /4 "DOWNUP12'-7" 14'-0" 14'-0 " 12'-7" C AB B A8 AA8REW/D 21'-9 3/4"20'-2 3/8"12'-0"13'-1/4"DW3/16" = 1'-0" ADU FLOOR PLAN RACKS STEELMOMENTFRAME CONCRETE BEAMS IN FLOOR ABOVE BENCH WITHHOOKS ABOVE 1ST FLOORABOVE DECK OVERHANG ABOVE STEELMOMENTFRAME POTENTIALSTRUCTURALSHEARWALL CANTILEVERED2ND FLOOR ABOVE CANTILEVERED2ND FLOOR ABOVE EV CHARGINGSTATION W/ BATTERY HIGH OPENINGFOR LIGHT SITE RETAINING WALL SITE RETAINING WALL 1ST FLOORABOVE 1ST FLOORABOVE 3 CAR GARAGE ELEV UP TECHSHAFTABV ENTRANCE ENTRY GARDEN ATRIUM ART STUDIO GENERAL STORAGE GYM EQUIP STORAGEGYMBATH SAUNA GLAZED GARAGE DOORGLAZED GARAGE DOORFLAT YARD MOTOR COURT DRIVEWAY 3/16" = 1'-0" TRASH & RECYCLEENCLOSURE OUTDOOR EXERCISE PATIO DINING KITCHEN LIVING BEDROOM CLOSET BATH UP LIN DWCOOKFRIDGE PNTY RETAININGRETAINING RETAINING SHWR BREAK LINEBREAK LINEFeb. 1, 2023 Item #1 Page 19 of 35 I j I I M A K A.S I VAL ICE N SE D A R C H I TE C T STAT E O F C AL IFO RNIA REN. C23972 LR A3 FIRST FLOOR PLANMARK A SILVA ARCHITECTocotillo california858.735.2375ADAMS HOUSECARLSBAD, CA10/14/22 TSILVAMARK A O OSTATEFCALIF RNIAARCHI ECTREN.ELNCI C ED C23972 2104 © SILVA STUDIOS CORPORATION DOWNUPDW 21'-5" 11'-8 3/4"12'-1 7/8"8'-1" 19'-1 1/8"25'-10"3'-6"3'-6"11'-8 3/4"15'-6 5/8"5'-3/8"11'-2"13'-11 1/8"15'-1 5/8"5'-11 3/4"5'-2 3/8" 3'-6"4'-2"43'-7 3/8"12'-6 7/8" 11'-2 3/8"4'-0"4'-0"4'-0"DOWNUPCAB BA8 AA8 18'-0"5'-1 1/4"ZONINGSETBACK PROPERTY LINE PROPERTY LINE ZONINGSETBACK CANTILEVEREDFLOOR ABOVE CANTILEVEREDFLOOR ABOVE ZONINGSETBACK EXITING PALM TREE GLASS RAILINGGLASS RAILING W.I. RAILING W.I. RAILING GLASS RAILING PASS-THRUWINDOW DECKABOVE DECKABOVE BEAMABOVEBEAMABOVE BEAMABOVE UHPCSHADEFIN ABOVE PASS-THRUWINDOW GLASS FLOORSYSTEM TOBASEMENT BELOW KITCHEN JESSICA'SOFFICE BATH 2 PATIO GUEST 2 GUEST 1 BATH 1 GREAT ROOM OBERVATION PLATFORM OBERVATION PLATFORM GARDEN GARDEN UHPCSTAIR UHPCSTAIR MOTOR COURTBELOW ENTRANCE BELOW STAIR ON GRADE DW COOK REF FULL HEIGHT PANTRYBUFFETBBQ BAR OPEN TO BELOW OPEN TO BELOW ELEV BRIDGE DOWN UP EXISTING DRIVEWAYBELOW TECHSHAFT 3/16" = 1'-0" PNTY PLANTER PLANTER Feb. 1, 2023 Item #1 Page 20 of 35 f M A K A.S I VAL ICE N SE D A R C H I TE C T STAT E O F C AL IFO RNIA REN. C23972 LR A4 SECOND FLOOR PLANMARK A SILVA ARCHITECTocotillo california858.735.2375ADAMS HOUSECARLSBAD, CA10/14/22 TSILVAMARK A O OSTATEFCALIF RNIAARCHI ECTREN.ELNCI C ED C23972 2104 © SILVA STUDIOS CORPORATION WD17'-6 5/8"9'-9 3/8"7'-4 1/4"5'-4 3/4"7'-7 3/8" 9'-10 3/8"12'-0"17'-11 3/8"5'-0"3'-6"3'-6"15'-6 5/8"12'-0"11'-2 3/8"5'-0"11'-2 3/8"10'-6 3/4"13'-11 1/8"15'-1 5/8" 8'-7" 8'-7"4'-8 3/8" CAB BA8 AA8 BEAMABOVEBEAMABOVE BEAMABOVE ROOFABOVE ROOF ABOVE SKYLGHTSABOVE(12) GLASS RAILINGGLASS RAILING GLASS RAILINGGLASS RAILING W.I.RAIL ROOFABOVE ROOF ABOVE M BATH SHELVES OPEN TO BELOW ELEV DRESSING WARDROBE SANCTUARY NEKO'SBEDROOM CURTIS' OFFICE LAUNDRY BATH 3 FULLHEIGHT DECK DECK TECHSHAFT SHOWER SEAT SEAT DOWN 3/16" = 1'-0" TUBTBD SHELVES FROSTED FROSTED FROSTED FROSTED Feb. 1, 2023 Item #1 Page 21 of 35 I I I -7 I I I : L -_J I I ---c-=+-cc_cc_c_ I I I I - - --=c__ccccc-4:-c:-:;------- --\___ ----7 I I I I -~----- 1 I I I - - --7 I I ---b;::r----'=::ll -1-k-cc-=1;.;...__ I I I I I I I I I f M A K A.S I VAL ICE N SE D A R C H I TE C T STAT E O F C AL IFO RNIA REN. C23972 LR A5 ROOF PLANMARK A SILVA ARCHITECTocotillo california858.735.2375ADAMS HOUSECARLSBAD, CA10/14/22 TSILVAMARK A O OSTATEFCALIF RNIAARCHI ECTREN.ELNCI C ED C23972 2104 © SILVA STUDIOS CORPORATION 3'-0"5'-0" 3'-0"3'-0"9'-10"3'-0"3'-0"3'-0"5'-0"5'-0"5'-0"6'-8" CAB BA8 AA8 METAL FASCIA, TYPICAL SOLAR PANELS CRICKET FORDRAINAGE, TYP. RIDGE BEAM FACE OF DAYLIGHTBASEMENT BELOW 3/16" = 1'-0" ROOFING NOTES; 1. THE "FLAT" ROOF AREAS - ROOFING SHALL BE CLASS A TPO COOL ROOF BY JOHN MANVILLE OR EQUAL. UL ER10167-01 - AS UPDATED APRIL 10, 2020. 2. 3:12 SLOPED ROOF SHALL BE CLASS A STANDING SEAM METAL WITH METAL FASCIA 3. ROOF GUTTERS SHALL BE PROVIDED WITH MEANS TO PREVENT ACCUMULATION OF LEAVES AND DEBRIS. 1/4:12 1/4:12 3:12 3:12 1/4:12 1/4:12 1/4:12 1/4:12 1/4:12 1/4:12 Feb. 1, 2023 Item #1 Page 22 of 35 ; I ---------------e----------/J ________ --- ----------------------tJ-- ~ \ \ \ \_ ---L:=:====---------+-- f ff C I M A K A.S I VAL ICE N SE D A R C H I TE C T STAT E O F C AL IFO RNIA REN. C23972 LR A6 ELEVATIONSMARK A SILVA ARCHITECTocotillo california858.735.2375ADAMS HOUSECARLSBAD, CA10/14/22 TSILVAMARK A O OSTATEFCALIF RNIAARCHI ECTREN.ELNCI C ED C23972 2104 © SILVA STUDIOS CORPORATION30'-0"24'-0"24'-0"30'-0"13'-0"4'-11 3/4"3/16" = 1'-0" HOUSE WEST 3/16" = 1'-0" HOUSE & ADU NORTH BASEMENT TILE OVER STUCCOTYPICAL SOLAR PANELS STANDING SEAMMETAL ROOFING GLASS RAILING WITHDRAINABLE SHOE REAL STONE VENEEROVER STUCCO, TYPICAL ADU FINISH FLOOR DAYLIGHT BASEMENTGARAGES 3:12 PITCHED ROOF BEYOND WORST CASE FLAT ROOF HEIGHT AT NORTH-MOST ROOF OVERHANGIN FOREGROUND WORST CASE 3:12 PITCHED ROOF HEIGHTAT ROOF RIDGE BEYOND METAL PANEL SYSTEM SIDING EXISTING GRADE AT RIDGE EXISTING GRADE AT FLAT ROOFNORTH-MOST ROOF OVERHANG IN FOREGROUND EXISTING GRADE AT 3:12 PITCHEDROOF RIDGE LOCATIONBEYOND SHADED AREA IS CUTFOR DAYLIGHT BASEMENT FLAT ROOF SOLAR PANELS FACE OF BASEMENT DAYLIGHT AT RIDGE LOCATION, SEE ROOF PLAN EXISTING & FINISH GRADE AT ADU ALL EXTERIOR WINDOWS & DOORSSHALL BE ALUMINUM, TYPICALWITH TEMPERED GLASS 3:12 PITCHED ROOF30 FT HEIGHT LIMIT FLAT ROOF24 FT HEIGHT LIMIT EL 133.00 EL 109.00 EL 95.00EL 129.50 EL 133.00 EL 129.50EL 129.50 EL 109.00 EL 99.50 OPEN OPEN CUT AREA AT 3:12 PITCHEDROOF RIDGE LOCATIONBEYOND SEE ROOF PLAN CUT AREA AT FLAT ROOFNORTH-MOST ROOF OVERHANGIN FOREGROUND SEE ROOF PLAN Feb. 1, 2023 Item #1 Page 23 of 35 M A K A.S I VAL ICE N SE D A R C H I TE C T STAT E O F C AL IFO RNIA REN. C23972 LR A7 ELEVATIONSMARK A SILVA ARCHITECTocotillo california858.735.2375ADAMS HOUSECARLSBAD, CA10/14/22 TSILVAMARK A O OSTATEFCALIF RNIAARCHI ECTREN.ELNCI C ED C23972 2104 © SILVA STUDIOS CORPORATION 30'-0"24'-0"30'-0"24'-0"4'-10 1/2"14'-5 3/8"3/16" = 1'-0" HOUSE EAST 3/16" = 1'-0" HOUSE & ADU SOUTH 3/16" = 1'-0" ADU WEST BASEMENT CRICKETED SLOPE 3:12 PITCHED ROOF BEYOND EXISTING GRADE AT RIDGE EXISTING GRADE AT FLAT ROOFSOUTH-MOST ROOF OVERHANGIN FOREGROUND EXISTING GRADE AT 3:12 PITCHEDROOF RIDGE LOCATION BEYOND WORST CASE 3:12 PITCHED ROOF HEIGHTAT ROOF RIDGEBEYOND WORST CASE FLAT ROOF HEIGHTAT SOUTH-MOST ROOF OVERHANGIN FOREGROUND SOLAR PANELSFLAT ROOF EXISTING GRADE FACE OF BASEMENT DAYLIGHTAT RIDGE LOCATION, SEE ROOF PLAN ADU BEYOND EL 133.00 3:12 PITCHED ROOF30 FT HEIGHT LIMIT FLAT ROOF24 FT HEIGHT LIMIT EL 109.00 EL 100.00EL 133.00 EL 129.50 EL 129.50 EL 109.00 FLAT ROOF24 FT HEIGHT LIMIT OPEN OPEN EL 99.50 CUT AREA AT 3:12 PITCHEDROOF RIDGE LOCATIONBEYOND, SEE ROOF PLAN CUT AREA AT FLAT ROOFSOUTH-MOST ROOF OVERHANGIN FOREGROUND, SEE ROOF PLAN Feb. 1, 2023 Item #1 Page 24 of 35 ------------------------- ~~ ...,,, Air" ---,,,,,,mm, """" "' - ~ ---------' - 11 - i - I - n ~ ~ n ~ ~ I ·n ~- rill~ ~--L I '-' M A K A.S I VAL ICE N SE D A R C H I TE C T STAT E O F C AL IFO RNIA REN. C23972 LR A8 SECTIONSMARK A SILVA ARCHITECTocotillo california858.735.2375ADAMS HOUSECARLSBAD, CA10/14/22 TSILVAMARK A O OSTATEFCALIF RNIAARCHI ECTREN.ELNCI C ED C23972 2104 © SILVA STUDIOS CORPORATION 9'-0"9'-0"9'-0"24'-0"24'-0"4'-8 5/8"16'-0"14'-8"12'-8 7/8"SECOND FLOOR FIRST FLOOR BASEMENT ADU MOTOR COURT ROAD 9'-0"9'-0"9'-0"30'-0"5'-9 1/8"24'-4 1/2"21'-2 1/4"21'-3 7/8"1/8" = 1'-0" SECTION AT ADU FACING NORTH 1/8" = 1'-0" SECTION FACING NORTH 1/8" = 1'-0" SECTION FACING WESTEXISTING GRADE EXISTING GRADE EXISTING GRADE DENSGLASS GOLD AT EAVES, TYPICAL DENSGLASS GOLD ATEAVES, TYPICAL METAL FASCIA, TYPICAL 12 3 A B C 129.50 119.50 109.50 99.50 129.50 119.50 109.50 99.50 Feb. 1, 2023 Item #1 Page 25 of 35 M A K A.S I VAL ICE N SE D A R C H I TE C T STAT E O F C AL IFO RNIA REN. C23972 LR SVY SURVEYMARK A SILVA ARCHITECTocotillo california858.735.2375ADAMS HOUSECARLSBAD, CA10/14/22 TSILVAMARK A O OSTATEFCALIF RNIAARCHI ECTREN.ELNCI C ED C23972 2104 © SILVA STUDIOS CORPORATION C001 Feb. 1, 2023 Item #1 Page 26 of 35 ENCUMBRANCES: EXISTING ENCUMBRANCES LISTED BELOW ARE PER A PRELIMINARY TITLE REPORT PREPARED BY CHICAGO TITLE COMPANY DATED FEEIRUARY 10, 2021 AS ORDER NO. 7372100077$-PM. @ ~~TI~giAr:L ocNONs~~~J~ ~~0T~R~~ ro AU.OW THE CROSS-ARMS OF POLES OR OTHER SIMILAR SlRUCTURES PLACED Al.ONG THE RIGHT Of WAY OF CERTAIN HIGHWAYS ON SAID MAP TO OVERHANG THE ABUTTING PROPERTY. UTILITY POLE LOCATION SHOv.ff HEREON. 5 ~~TI~gi,.r:L ocNONs~~~ .. l ~~J:~R~o REUNOUISHINO COMPLETE ..URISDICTION AND CONTROL OVER ANY ANO AU. PIPES. POLES OR OTHER STRUCTURES OF WORIC, TREES AND ANYTHING OF Yot-lATE~ NATURE THAT MAY BE UP<»I, ACROSS OR 0~ lHE HIGHWAY CFF'EREO FOR DEDICATION. NO PLOTTA8LE ITEMS -REFERENCE IS HEREBY MAO£ TO SAID DOCUMENT F'OR F'ULL PARTICULARS MATTERS CONTAINED IN THAT CERTAIN DOCUMENT 6 ENTITLED: CONTRACT FOR FUTURE PUBLIC IMPRO'-£MENTS, RECORDING DATE: AUGUST 28, 1978. RECORDING NO.: 78-366213 OFFlCIAL RECORDS. NO PLOTTABLE ITEMS -REFERENCE IS HEREBY MAO£ TO SAID DOCUMENT FOR F'ULL PARTICULARS , ~o:~rg\::OE~~~~~~)A~H~~~~: A DOCUMENT: GRANTED TO: SAN DIEGO GAS & ELECTRIC COMPANY, PURPOSE: PUBUC UTILITIES AND INCIDENTAL PURPOSES RECORDING DATE: JANUARY 3, 1979, RECORDING NO.: 79-002965 OfACIAL RECOROS AFFECTS: THE EXACT LOCATION ANO EXTENT OF SAID EASEMENT IS NOT DISCLOSED OF RECORD. REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. @ ?i~~!~)i;:ir~~;f~~tH~~~~~: TELEGRAPH CCl,IPANY, PURPOSE: TIES ANO INCIDENTAL PURPOSES, ATE: MARCH 19, 1979, RECORDING RECORDS, AFFECTS: THE A PORTION OF SAID LANO AtlO IS MORE FULLY DESCRIBED IN SAID DOCUMENT. GRAPHIC SCALE ---tc-20 0 20 60 a COASTAL L\ND SOLU'l10NS. INC. "'"""'""" ~'\ ~~~ "\..J F.U171Qm-tml CLS#1772 ~m.~11m lll[IJ00)1,.. -· TOPOGRAPHIC SURVEY OWNER: CURTIS UNG ADDRESS: .f368 ADAMS STREET CARlSBAO, CA 92009 APN: BENCHMARK: CITY OF CARLSBAD BENCHMARK ClSB-119, l',£l.l MONUMENT STAMPED "LS. 1162" IN CENTER OF BUlB CUL-0£-SAC AT THE SOUTHEAST ENO OF SYME DRIVE. ELEVATION' • 12J.77•t' DATUM• NG',{) 29 BRIEF LEGAL DESCRIPTION: POR. LOT 8, 81.0CI( "C" OF MAP NO. 2152 NOTES: 1. BEARINGS ANO DISTANCES SHOV!N HEREON ARE DERIVED FROM AN EVIDENCE BASED BOUNDARY SlJR~ PERf'ClRMEO IN Af>RJL ANO MAY OF 2021. A CORNER RECORD DEPICTING THE FUU. BOUNDARY PROCEOURE MU. BE FILED 'MTH THE OFFICE OF THE COUNTY SUR'o£YOR OF SAN DIEGO COUNTY. LEGEND: aw BOTTOM OF WALL G GROUND Pl.NT PLANTER BOX TW TOP OF WALL WATER VALVE CHAIN LINK FENCE FENCE (TYPE N01 SPECJFIEO) -x-x- HEOG£/1REE CANOPY ~ ""'-"°"" FENCE UJJUTY POt.E 0 GUY ANCHOR )-- WATER VALVE ,;;, MANHOLE • PREPARED BY: COASTAL LANO SOLUTIONS, INC. 577 S£CONO STRCET CNCJNITAS, CA 92024 760-230-6025 OA1£ OF SURVEY: APRIL -.JJNE 2021 PRELIMINARY 6-2<-202' ~.L•',.,.i SE<N C. ENG<ERT. LS 79'9 OAn: u Feb. 1, 2023 Item #1 Page 27 of 35 R/W ------:11 P/L I ,-~ L -~rr~ ~STORM DRAIN SECTION 'A-A' P/L '"""'"'N EX DRIVEWAY L EX GRADE PROPOSED BLDG WALL BLDG. WALL) I I m-m =----~m~""."_0 \ ~ c '""""o I , ~,l "·"""'" .. i ~--lJ['"'eNC' tSTORMDRAIN I I I I P/L I I rEXFENCE ~L COASTAL DEVELOPMENT PERMIT PROJECT NO. LEGAL DESCRIPTION: PORIJONOFLOT8.BLOCKC.BELLAVISfA-INTHECnYOFCARI.SBAD.COUNTYOFSA.NDIEGO. STATE OF CALIFORNA ACCORDING 10 MAP THEREOF 2152, ALEO IN THE OFFICE OFTHECOIJNTYIIECORDEROFSA.NDIEGOCOIJNTY.MARCH7, 19'29 NOTE: 11-EWESTERLV 6 FEET OF PORTIONOFSAIO LOI 8 HAS BEEN GRANTED TO THE cnv OF CARLSBAD BY INDIVIDUAL GRANT DEED RECORDED AUGUSr 28, 1978 AS ALE N0.78-360214.0.R. BENCHMARK g~g~BU~~~~~M~~~:'~PED1.S1162'1NH B.EVAIION 123.774' MEANSEAl.£\IEL(N.G.V.D. 1929). NOTES 1. THE SOURCE OF Tl-IE TOPOGRAPHIC INFORMATION SHQINN HEREON IS SUR\/EY BY COASl"Al.lANDSOUITlONS. INC., DATED..l.lNE 24. 2021. 2-~~6F~~~Lr~~~~~~)ffi~5~ AND APPURTENANCES. 3. FOR EASEMENTS NO OTHER ITEMS AFFECTING SUBJECT PROPERTY SEE TOPOGRAPHC SURVEY BYCOASl"Al.LANDSOI..UTIONS. 5. AN EASEMENT r. FAVOR OFSA.N DIEGOGAS&EL£CTRIC CQM>Nll FOR PUBUC UTlLITESAND INCIDENTALPLRPOSESEXJSIS. RECOROEDJANUARV 3. 1979 Af, ~Jr~:.-gl~=:o°t~~~~~NTOFSAID 6.ALLSITERUNOfFWILLBEDiRECTEDTOLANOSCAPINGFORTREATMENTBEFORE LEAVING SITE Al a.RB OUTlEIS. 7.FORI..AflOSCAPEANDHARDSCAPE,SEEIA~PI.AN. B. FLOOD IIISUAANCE RATE MAP NO. 06073C07641-1. DATED DECEMBER 20. 2019. ZONE 'X' {AREA OF l,rNMAL A.OODING) CONSTRUCTION NOTES CD EXISTING ASPHALT DRIVEWAY TO REMAIN @ PROPOSED ADDITION TO EXISTING ASPHALT DRIVEWAY @ PROPOSED WOOD DECK @ PROPOSED S: 1 SLOPE CTYPICAL) @ PROPOSED AREA DRAIN (TYPICAL) @ PROPOSED ACCESSORV DWEWNG UNIT BASEMENT (z) PROPOSED SINGLE-FAMILY RESIDENCE BASEMENT @ PROPOSED BAS(MENT/LOWER LEVEL BUILDING WAJJ.. @ PROPOSED SITE RETAINING WALL (TYPICAL) SECTION 'B-B' SECTION 'C-C' @ PROPOSED COVERED TRASH/RECYCLING AR£A (U) PROPOSED PVC DRAIN CTYPICAU R/W I I EXPA~~NTCENTERLINEl ! , I 1 [SJ mc>A»Mem"\ I :I t\_l ex, aoRTIONOHore GRANTEDTOCITYOFCARI.SBAD I !,I-STREET CENTERLINE i l2"t EXISTING SECTION ADAMS STREET NOTTO SCALE ~~~,'!~,~SEN EN,:~~~~~NG & SURVEYI~~'"' 7888SILVEITTONAVENUE, SUITE•J•, SA.N DIEGO, CALIFORNIA 92126 TELEPHONE: (858) 271-9901 EMAIL! ceondsCool.com R/W I I I R/W I ,. "'°"""D CURB&GUTTER EX, S' POm!ON OF LOT8 GRANTED TO CITY OF CARLS8AD !,I-STREET CENTERLINE VARIES PROPOSED SECTION FRONTING PROPERlY ADAMS STREET NOTTO SCALE R/W GRADING DATA AREAOFSIIE-28.228S.F.(0.6400AC) AREA OFSIIE TO BE GRADED -18,BOOSF PERCENT OF SITE TO BE GRADED -66.6'4 ~~ffi~~~~~cft· ~=E~2i~t~F~~'6W'.~~ MAXIMUM HIEGHT OF CUT SI.OPE-3' ~~~~ ~~:~~ g~~~~~~: l~~ ~{WITHIN BUILDING FOOIPRlt{!) RETAINING WAJJ..: 400'; 10.5' MAXIMUM RETAINED HEIGHT EXISTING IMPER\llOUSAREA •0,2245 AC (9,781 SF) (34,6'4) @ PROPOSED PAVER$ WITH MORTAR (TYPICAL) SEE LANDSCAPE PLAN @ PROPOSED STEPPING STONES (TYPICAL} SEE LANDSCAPE PLAN @ PROPOSED BUILDING SECOND LEVEL (lYl'ICAL) @ PROPOSED ARTIFICIAL TURF, SEE LANDSCAPE PLAN @ PROPOSro LANDSCAPING (TYPICAL) SEE LANDSCAPE PLAN @ PROPOSED RAISED Pl.ANTER @ PROPOSED DG. SEE LANDSCAPE PLAN @ PROPOSED CONCRETE PARKING AREA @ LIMIT OF WORK UNE CIYPICAl.) @) PROPODED 6" TRENCH DRAIN @ PROPOSED CONCRETE DRIVEWAY PER SDRSC> G-14B @ PROPOSED CURB & GUTTER PER SDRSD G-2 @ AC PAVEMENT TO BEREMOVED(IYP) @ UPGRADE WATER MEIER PER CURRENT STANDARD @~~~S:~J:~D-25A @ ~~~~S:~2~~D-25A @ APPROXIMATE LOCAllON OF SEWER LATERAL, CONTRACTOR TO VERIFY @ APPROXIMATE LOCAllON OF WATER SERVICE, CONTRACTOR TO VERIFY PreparedBy: CHRISTENSEN ENGINEERING & SURVEYNG 7888SILVERTONAVEr-lJc.SIJTE'J' SA.NDIEGO.CA92126 PHONE(856Y271-9901 PrqectAddrees: 4368ADAMSSTREET CARLSBAO,CA92CIJ8 ProfeciNcrne; OrlglrdDo!e:MAY18,2022 ~=~g'~~~~~;4imtiiii~~/~~ PRELIMINARY GRADING Pl.AN C002 Feb. 1, 2023 Item #1 Page 28 of 35 LEGEND EX EDGE OF PAVEMENT ~~~,'!~,~SEN EN,:~~~~~NG & SURVEYI~~'" 7888SILVERTONAVENUE, SUITE•J•, SA.N DIEGO, CALIFORNIA 92126 TELEPHONE: (858) 271-9901 EMAIL! ceondsCool.com SCALE: 1" = 10' CONTOUR INTERVAL: 1 • I I I I I I / I I I / / / / / ! I t I I I / I I I / I I I I I I I I I / I I I I I I I I I / / / /·~ / I I I I / I I I I / I I I I J I I I I I I / I I I I I I I I I I I I I I I I I I I I I I I I I / / /'M ~b. 17i129 / / / : / f I I I I I I 11 / / / p1'2 I I / l I I I I 1 / I I I I I I J I I I I I I I I i I I I I I I I I I ! ! I I I / I I I I I I I I I I I I / / / I I I I I I I I I I I I I I I I I I I / / / / I I I I I I I I I I I / II I / // // // ) :' / / i FOR'PUBUC unullrs AND I I RPOSE$,lf;<IFAV0ROFPA'CIFIC / DrE~~ir~~l~ENl / I I 9.R. / I ~, \ ( / : ', \ \ \ j -~~7 000() I --F~t~;~1i;;,~~~~~~6 -m'3_,.~"9§iGios~mffl 'b~ I ~~~~~~~~ ~ -~I 81 C,/ I ~ I ~ ,Ji:...--?flio.,.IE 8 I I ) I/ I I PM/'0, 19756 1PAR0EL2 / I I I I I I I I I I I TGI ~ I ~12.0IW 108.5BW I I I ' \ Ji ' '\ : ~--1-\ \/ '" \1 ' \ : _1___ I __ _/ ) \! 11 '-\ \ \ / ;i ) : : '-, ''-/1 \ \,,__j_ ____ /--1 I I I , , "', 11 I I I J I ' ', \ 11 I I ) I ', ', \ I I I / I \ ',\ \ \ \ \ : \ \ \ )--"" I \ ~ / ;\ PreparedBy: \',, /) / I ~~ci.~~~~~~NG PARCEL 1 SA.NDIEGO.CA92126 PHONE(856)271-9901 PrqectAddrees: 4368ADAMSSTREET CARLSBAO,CA92CIJ8 ProfeciNcrne: PRELIMINARY GRADING PIAN --------- 112.0TW 108.SBW I I I I PMN0.1~ PARCELB/ I I I I I I \ I I I I I I I I I OrlglrdDo!e:MAY18,2022 C003 SUBMITTALS | REVISIONS ,VVXH'DWH 1R'DWH 3URMHFW1XPEHU 0F&8//28*+ 'HVFULSWLRQ & ' % $ &RDVWDO'HYHORSPHQW3HUPLW %(%17 ,397) WK6WUHHW6XLWH6DQ'LHJR&DOLIRUQLD &/,(173URSHUW\2ZQHU$GGUHVV6DQ'LHJR&D;;;;; ODQGVFDSHDFKLWHFWXUHHQYLURQPHQWDOSODQQLQJXUEDQGHVLJQ 4368 Adams Street,Carlsbad, CA 92008 McCulloughLA.com ,668(')25,1)250$7,2121/< 127)25&216758&7,21 &RDVWDO'HYHORSPHQW3HUPLW5HVXEPLVVLRQ &RDVWDO'HYHORSPHQW3HUPLW5HVXEPLVVLRQ&RDVWDO'HYHORSPHQW3HUPLW5HVXEPLVVLRQ ADAMS HOUSE COASTAL DEVELOPMENT PERMIT SET 4368 ADAMS STREET, CARLSBAD, CALIFORNIA L-00 COVER 6+((7,1'(; 6KHHW1XPEHU 6KHHW7LWOH /3/$17,1*3/$1 /+$5'6&$3,1*3/$1 /,55,*$7,213/$1 /),5(0$1$*(0(173/$1 /:$7(5&216(59$7,213/$1 /:$7(5&216(59$7,21 &$/&8/$7,216 Feb. 1, 2023 Item #1 Page 29 of 35 VIC INITY MAP CITY OF OCEANSIDE NOT TO SCALE LOCATION MAP I (;,67,1*3$/075((6725(0$,17<3 6,*+775,$1*/(6(('$6+('/,1( /2:+(,*+73/$17,1*$5($127(+(,*+72)3/$17612772(;&(('+77<3 /2:+(,*+73/$17,1*$5($127(+(,*+72)3/$17612772(;&(('+77<3'2:183'2:183'2:183'2:183$'$06675((78375((6 %27$1,&$/&200211$0(:$7(586( 675((775(($5%8786; 0$5,1$ 0$5,1$675$:%(55<75((/2:3/$7$186$&(5,)2/,$ &2/80%,$ /21'213/$1(75(( &2/80%,$ 02'(5$7(48(5&869,5*,1,$1$&2$67/,9(2$.02'(5$7( 25&+$5'75((&,75865(7,&8/$7$ 2:$5, 2:$5,6$7680$0$1'$5,125$1*(02'(5$7(&,7586;$85$17,,)2/,$ %($566/,0( %($566/,0(02'(5$7(&,7586;/,021 ':$5),03529('0(<(5 ':$5),03529('0(<(5/(021 02'(5$7(&,7586;3$5$',6, 252%/$1&2 252%/$1&2*5$3()58,7 02'(5$7(&,7586;6,1(16,66:((725$1*(02'(5$7(),&86&$5,&$&20021),*02'(5$7( '(&,',28675(($5%8786; 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ODQGVFDSHDFKLWHFWXUHHQYLURQPHQWDOSODQQLQJXUEDQGHVLJQ 4368 Adams Street,Carlsbad, CA 92008 McCulloughLA.com ,668(')25,1)250$7,2121/< 127)25&216758&7,21 &RDVWDO'HYHORSPHQW3HUPLW5HVXEPLVVLRQ &RDVWDO'HYHORSPHQW3HUPLW5HVXEPLVVLRQ&RDVWDO'HYHORSPHQW3HUPLW5HVXEPLVVLRQ 1 6&$/( L-1 PLANTING PLAN NOTE: ALL LANDSCAPE AREAS SHALL HAVE POSITIVE DRAINAGE (2% GRADE IN PLANTING AREAS)AWAY FROM ALL STRUCTURES AND TERMINATING IN AN APPROVED DRAINAGE SYSTEM. THE OWNER SHALL BE RESPONSIBLE FOR THE MAINTENANCE OF ALL LANDSCAPE AREAS ON THEPROJECT. 50% OF ALL SHRUBS SHALL BE A MINIMUM OF 5-GALLON CONTAINER SIZE. WOODY SHRUBS SHALL BE PLANTED OVER HERBACEOUS GROUND COVER AREA TO ACHIEVE 60% OFGROUND COVER AREA COVERAGE AT MATURE SIZE. ANY TREE LOCATED WITHIN SIGHT LINES OR SIGHT TRIANGLES WILL BE LIMBED UP TO 6' ABOVEADJACENT CURB, TYP. ALL UTILITIES TO BE SCREENED. LANDSCAPE ARCHITECT TO COORDINATE WITH ENGINEER TOENSURE SCREENING OF UTILITIES PER THEIR FINAL PLACEMENT IN THE FIELD. Feb. 1, 2023 Item #1 Page 30 of 35 0 ~ 0 E9 n.......r7 '2:183'2:183'2:183'2:183$'$06675((783LARGE BOULDER STEPS SMALL STEPPINGSTONES, TYP. SEE ARCH PLANS FOR PATIO PAVING SYNTHETIC LAWN, TYP. ASPHALT PAVING, TYP. LARGE STEPPINGSTONES, TYP. COMPOSITEWOOD DECK, TYP. SEATING WALL LOW RETAININGWALL RETAINING WALL,SEE CIVIL PLANS SMALL STEPPINGSTONES, TYP. MAIL DROP WALL PERIMETER FENCE42" MAX. HT. FENCE POST, TYP. ENTRY GATE, TYP. SECONDARY GATE WATERFEATUREWITH LOWRETAININGWALL OUTDOOR SHOWER FLOOR EXTENT ABOVE,SEE ARCH PLANSFLOOR EXTENT ABOVE,SEE ARCH PLANS LARGE STEPPINGSTONES, TYP.INTERIOR ATRIUM DRIVEWAY EXTENSION GARDEN SOIL MIX CONCRETE PAVING, TYP. CONCRETE PAVING, TYP. 2 X 2 PAVER WITHMORTAR JOINTS,TYP. 2 X 2 PAVER WITHMORTAR JOINTS, TYP.2 X 2 PAVER WITHMORTAR JOINTS, TYP. SEE ARCH PLANS FORWASTE STORAGE AREA EXISTING WALLS& STEPS TO BEREMOVED,SEE CIVIL PLANS RETAINING WALL,SEE CIVIL PLANS EXISTING BUILDING FOOTPRINTAND BUILDING OVERHANG, TYP.SEE CIVIL PLANS DRAININAGE, TYP.SEE CIVIL PLANS. DECOMPOSED STABILIZED GRANITE LARGE STEPPINGSTONES, TYP. SUBMITTALS | REVISIONS ,VVXH'DWH 1R'DWH 3URMHFW1XPEHU 0F&8//28*+ 'HVFULSWLRQ & ' % $ &RDVWDO'HYHORSPHQW3HUPLW %(%17 ,397) WK6WUHHW6XLWH6DQ'LHJR&DOLIRUQLD &/,(173URSHUW\2ZQHU$GGUHVV6DQ'LHJR&D;;;;; ODQGVFDSHDFKLWHFWXUHHQYLURQPHQWDOSODQQLQJXUEDQGHVLJQ 4368 Adams Street,Carlsbad, CA 92008 McCulloughLA.com ,668(')25,1)250$7,2121/< 127)25&216758&7,21 &RDVWDO'HYHORSPHQW3HUPLW5HVXEPLVVLRQ &RDVWDO'HYHORSPHQW3HUPLW5HVXEPLVVLRQ&RDVWDO'HYHORSPHQW3HUPLW5HVXEPLVVLRQ 1 6&$/( L-2 HARDSCAPING PLAN Feb. 1, 2023 Item #1 Page 31 of 35 C, 5 i ri~:ti~o°" W, a CSA"[p rn SCMrn, COe eceuc cnuncs <NC Fm Ern,c Desce,n,o, NO'£) ,tg,f~w PCSPO,[S 'N "'DR o, S,cw,c ~~~~i~E M"i..ii,t~~tG~:fgH Acs0~itr-i1MENT No 79-!12850 OR 1/ >, N7Y56"35"E 2m 96" GRADf!fREAK -------"" fyss Js '-o" '"'~" °" ,' I l][j~' / csJ1~) •·· PROPERTY LIN£ 0 /<.R[A OBSCIJRE\l ROOfLINE TREEANOSHRLIB BUILDING 'os CONCRETE ROOFUNE ii E9 09 )6 (;,67,1*3$/075((6725(0$,17<3 6,*+775,$1*/(6(('$6+('/,1( ',6&+$5*($5($6((&,9,/3/$16 /2:+(,*+73/$17,1*$5($127(+(,*+72)3/$17612772(;&(('+77<3 /2:+(,*+73/$17,1*$5($127(+(,*+72)3/$17612772(;&(('+77<3'2:183'2:183'2:183'2:183$'$06675((7836<0%2/ 0$18)$&785(502'(/'(6&5,37,21 47< /$1'6&$3(352'8&76,1&%%9)8//3257%5$66%$//9$/9(68,7$%/()25$)8//5$1*(2)/,48,'6$1'*$6(6,15(6,'(17,$/$1'&200(5&,$/$33/,&$7,216 +817(5,%9$1'%5$66(/(&75,&0$67(59$/9(*/2%(&21),*85$7,21:,7+1377+5($'(',1/(7287/(7)25&200(5&,$/081,&,3$/86( )(%&2<5('8&('35(6685(%$&.)/2:35(9(17(5 +817(5+&67$7,21&21752//(5:,7+:,),&211(&7,21 +817(5+)6)/2:6(1625)2586(:,7+$&&&21752//(56&+('8/(6(1625%2'<9$&$03 32,172)&211(&7,21 ,55,*$7,210$,1/,1(39&6&+('8/(/) 09 9DOYH1XPEHU 9DOYH)ORZ 9DOYH6L]H 9DOYH&DOORXW 6<0%2/ '(6&5,37,21 47< *30 6+58%'5,3/,1(*3+#2&/+#0'5,3/,1(:,7+*3+(0,77(56$72&52:63$&,1*$72&7(0325$5<'5,3,55,*$7,21)253/$17(67$%/,6+0(173(5,2' 6) 6+58%'5,3/,1(*3+#2&/+#0'5,3/,1(:,7+*3+(0,77(56$72&52:63$&,1*$72&6) 6<0%2/ 0$18)$&785(502'(/'(6&5,37,21 47< +817(5,&=/)5'5,3&21752/=21(.,7,&9*/2%(9$/9(:,7++<),/7(56<67(035(6685(5(*8/$7,2136,)/2:5$1*(*3072*300(6+67$,1/(6667((/6&5((15(&/$,0('3853/(),/7(5&29(5 +817(5,&=;/7(0325$5<'5,3&21752/=21(.,7,&9*/2%(9$/9(:,7++<),/7(56<67(035(6685(5(*8/$7,2136,)/2:5$1*(*3072*300(6+67$,1/(6667((/6&5((1,1/(7;6,1*/(287/(7 ,55,*$7,216&+('8/( SUBMITTALS | REVISIONS ,VVXH'DWH 1R'DWH 3URMHFW1XPEHU 0F&8//28*+ 'HVFULSWLRQ & ' % $ &RDVWDO'HYHORSPHQW3HUPLW %(%17 ,397) WK6WUHHW6XLWH6DQ'LHJR&DOLIRUQLD &/,(173URSHUW\2ZQHU$GGUHVV6DQ'LHJR&D;;;;; ODQGVFDSHDFKLWHFWXUHHQYLURQPHQWDOSODQQLQJXUEDQGHVLJQ 4368 Adams Street,Carlsbad, CA 92008 McCulloughLA.com ,668(')25,1)250$7,2121/< 127)25&216758&7,21 &RDVWDO'HYHORSPHQW3HUPLW5HVXEPLVVLRQ &RDVWDO'HYHORSPHQW3HUPLW5HVXEPLVVLRQ&RDVWDO'HYHORSPHQW3HUPLW5HVXEPLVVLRQ 1 6&$/( L-3 IRRIGATION PLAN Feb. 1, 2023 Item #1 Page 32 of 35 0 B IRR;:oc @ E9 n.......r7 '2:183'2:183'2:183'2:183$'$06675((7SYNTHETIC LAWN, TYP.FIRE RATED MATERIAL ASPHALT PAVING, TYP.NOTE: EMERGENCY ACCESSWIDTH 12'-0" MINIMUMMETAL PERIMETER FENCE42" MAX HT.NOTE: RATED FOR FIRE PROTECTION METAL FENCE POSTNOTE:RATED FOR FIRE PROTECTION ENTRY GATE, TYP.NOTE:RATED FOR FIRE PROTECTION METAL SECONDARY GATENOTE: RATED FOR FIRE PROTECTION COMPOSITEWOOD DECK, TYP.,FIRE RATED DROUGHTTOLERANT PLANTING AREAMANAGED FOR FIRE SUPPRESSIONON SEASONAL BASIS. DROUGHT TOLERANT PLANTINGAREA MANAGED FOR FIRESUPPRESSION ON SEASONAL BASIS. DROUGHTTOLERANT BUFFERMANAGED FOR FIRESUPPRESSIONON SEASONAL BASIS. DROUGHT TOLERANT PLANTINGAREA MANAGED FOR FIRESUPPRESSION ON SEASONAL BASIS.83SUBMITTALS | REVISIONS ,VVXH'DWH 1R'DWH 3URMHFW1XPEHU 0F&8//28*+ 'HVFULSWLRQ & ' % $ &RDVWDO'HYHORSPHQW3HUPLW %(%17 ,397) WK6WUHHW6XLWH6DQ'LHJR&DOLIRUQLD &/,(173URSHUW\2ZQHU$GGUHVV6DQ'LHJR&D;;;;; ODQGVFDSHDFKLWHFWXUHHQYLURQPHQWDOSODQQLQJXUEDQGHVLJQ 4368 Adams Street,Carlsbad, CA 92008 McCulloughLA.com ,668(')25,1)250$7,2121/< 127)25&216758&7,21 &RDVWDO'HYHORSPHQW3HUPLW5HVXEPLVVLRQ &RDVWDO'HYHORSPHQW3HUPLW5HVXEPLVVLRQ&RDVWDO'HYHORSPHQW3HUPLW5HVXEPLVVLRQ 1 6&$/( L-4 FIRE PROTECTION PLAN Feb. 1, 2023 Item #1 Page 33 of 35 c .. ,'. Qi I I I I •• LOT 8 GRANffo T NO,c) 0 <o' INCrof JELEP -N6co,~ 4•-:'.o -.. --' 1-: POR l C=:J BLOC~ ~T .. ar MAP NO C . 2)52 I _, I----- - --------- - ------- -C - - --- - --- --- - ---L - - - -~ --,:,ROP£ITTYDf.lE- N6S20':,3''E 271.17' CONCRU[ -LJj Cr~§ 'ffi[[/l,NDSl-1R'JBAR[A08SCUR[0 'cs a - BUILDING Roo Fe _L - I \ / I I I J /0 ! EB n......r""7 z ;; g :: PM N( PAR '2:183'2:183'2:183'2:183$'$06675((7836<0%2/'(6&5,37,21 127( '528*+772/(5$173/$173$/(77('(6,*1(')257(0325$5<'5,3,55,*$7,21)253/$17(67$%/,6+0(173(5,2'VTIW 3/$17,1*:,7+'5,3,55,*$7,21$7%8,/',1*(175,(6)25*5((1(5251$0(17$/$33($5$1&(7+528*+'528*+73(5,2'6 VTIW +<'52=21(6&+('8/( :$7(586( /2: 02'(5$7( SUBMITTALS | REVISIONS ,VVXH'DWH 1R'DWH 3URMHFW1XPEHU 0F&8//28*+ 'HVFULSWLRQ & ' % $ &RDVWDO'HYHORSPHQW3HUPLW %(%17 ,397) WK6WUHHW6XLWH6DQ'LHJR&DOLIRUQLD &/,(173URSHUW\2ZQHU$GGUHVV6DQ'LHJR&D;;;;; ODQGVFDSHDFKLWHFWXUHHQYLURQPHQWDOSODQQLQJXUEDQGHVLJQ 4368 Adams Street,Carlsbad, CA 92008 McCulloughLA.com ,668(')25,1)250$7,2121/< 127)25&216758&7,21 &RDVWDO'HYHORSPHQW3HUPLW5HVXEPLVVLRQ &RDVWDO'HYHORSPHQW3HUPLW5HVXEPLVVLRQ&RDVWDO'HYHORSPHQW3HUPLW5HVXEPLVVLRQ 1 6&$/( L-5 WATER CONSERVATION PLAN NOTE:ONLY POTABLE WATER SHALL BE USED FOR IRRIGATION ON THIS PROJECT. THIS PROJECT INCORPORATES A PLANTING PALETTE AND IRRIGATION PLAN INTENDED TO MINIMIZE WATERUSAGE AT MANY LEVELS INCLUDING THE FOLLOWING:THE MAJORITY OF THE PLANT PALETTE, ROUGHLY 90% OF THE PLANT MATERIAL PROPOSED TO COVER THISSITE, IS DROUGHT TOLERANT PLANT MATERIAL (XERISCAPING). THIS PLANT MATERIAL WILL BE INSTALLEDWITH TEMPORARY IRRIGATION TO ENSURE PLANTS ESTABLISH HEALTHY ROOTS. FOLLOWING ESTABLISHMENT, THE IRRIGATION WITHIN THE DROUGHT TOLERANT PLANTING AREA(XERISCAPING) IS PROPOSED TO BE REMOVED, DRAMATICALLY REDUCING WATER USE ON-SITE TO THOSEAREAS WITH ORNAMENTAL PLANTING NEAR MAIN BUILDING ENTRIES AND AT THE VEGETABLE GARDEN. I am familiar with the requirements for landscape and irrigation plans contained in the City of Carslbad's Landscape Manual and WaterEfficient Landscape Regulations. I have prepared this plan in compliance with those regulations and the landscape manual. I certify that theplan implements those regulations and provide efficient use of water. __________________________________________Date: 10/14/22 NOTE:Slopes 6:1 or steeping require erosion controlmeasures as specified herein shall be treated with oneor more of the following planting standards:a. Standard #1 - Cover Crop/And ErosionMatting:Cover crop shall be a seed mix typically made upof quick germinating and fast covering grasses, clovers,and/or wild flowers. Submit the specific seed mix forCity approval prior to application. The cover crop shallbe applied at a rate sufficient to provide 90% coverage within thirty (30) days.The type of erosion control matting shall be asapproved by the city and affixed to the slope as recommended by the manufacturer. On slopes 3 feet orless in the vertical height where adjacent to publicwalks or streets:When planting occurs between August 15and April 15, erosion control matting shall be required.During the remainder of year, the covercrop and/or erosion control matting may be used.On slopes greater than 3 feet in height, erosion control matting shall be required and a covercrops shall not be used, unless approved by the City.b. Standard #2 - Ground Cover One hundred (100%) percent of the area shall beplanted with a ground cover known to have excellentsoil binding characteristics (planted from a minimumsize of flatted material and spaced to provide fullcoverage within one year.c. Standard #3 - Low Shrubs Low spreading woody shrubs (planted from a minimum of 1-gallon containers) shall cover a minimum of (70%) of the slope face (at mature size.)d. Standard #4 - Trees and/or Large ShrubsTrees and/or large shrubs shall be (planted from a minimum of 1-gallon containers) shall be installed at a minimum rate of one (1) plant per two hundred (200)square feet. Slopes - 6:1 or stepper and:a. 3' or less in vertical height and adjacent to public walks or streets require at a minimumStandard #1 (cover crop or erosion controlmatting).b. 3' to 8' in vertical height require Standards #1 (erosion control matting shall be installed inlieu of a cover crop), #2 and #3.c. In excess of 8' in vertical height requiresStandards #1 (erosion control matting shall be installed in of a cover crop,) #2, #3, #4. Areas graded flatter than 6:1 require a cover crop perStandard #1 with temporary irrigation when they have one or more of the following conditions:a. Sheet graded pads not scheduled forimprovements within 6 months of completion of rough grading.b. A potential erosion problem as determined bythe City.c. Identified by the City as highly visible areas tothe public or have special conditions thatwarrant immediate treatment. NOTE:Slopes – 6:1 or steeper/And Erosion Control Matting:- 3 feet or less in vertical height and adjacent to public walksor streets require at a minimum Standard #1 (cover crop or erosion control matting.).- Greater than 3 feet to 8 feet in vertical height requireStandards #1 (erosion control mattingshall be installeds in lieu of a cover crop), #2 and #3. - In excess of 8 feet in vertical height require Standards #1(erosion control matting shall beinstalled in lieu of a cover crop), #2, #3 and #4.Areas graded flatter than 6:1 require a cover crop perStandard #1 when they have one or moreof the following conditions:- Sheet graded pads not scheduled for improvements within six (6) months of completion ofrough grading.- A potential erosion problem as determined by the City.- Identified by the City as highly visible areas to the public orhave special conditions thatwarrant immediate treatment.2. SLOPE PLANTING STANDARDSSlopes requiring erosion control measures, as specified above,shall be treated with one or more ofthe following planting standards:Standard #1 – COVER CROP/ AND EROSION CONTROL MATTING- Cover crop shall be a seed mix typically composed of quickgerminating and fast coveringgrasses, clovers and/or wild flowers. Submit the specific seed mixfor City approval prior toapplication. - The cover crop shall be applied at a rate and mannersufficient to provide ninety (90%) percent coverage within thirty (30) days.- Type of erosion control matting shall be as approved by theCity and affixed to the slope asrecommended by the manufacturer.- On slopes 3 feet or less in vertical height where adjacent topublic walks or streets: When planting occurs between August 15 and April 15,erosion control matting shall berequired. During the remainder of the year, the cover crop and/orerosion control matting may be used.- On slopes greater than 3 feet in height, erosion controlmatting shall be required and a covercrop shall not be used, unless otherwise approved by the City.Standard #2 – GROUND COVER- One hundred (100%) percent of the area shall be plantedwith a ground cover known to haveexcellent soil binding characteristics (planted from a minimum size of flatted material andspaced to provide full coverage within one (1) year).Standard #3 – LOW SHRUBS - Low spreading woody shrubs (planted from a minimum of 1-gallon containers) shall cover aminimum of seventy (70%) percent of the slope face (at maturesize).Standard #4 – TREES AND/OR LARGE SHRUBS - Trees and/or large shrubs (planted from a minimum of1-gallon containers) shall be installedat a minimum rate of one (1) plant per two hundred (200) squarefeet. Feb. 1, 2023 Item #1 Page 34 of 35 N73°56'35"[ 219.96' CONCR(T( 1- ~ ' L-. BUILDING PM r PA EB rt....r7 SUBMITTALS | REVISIONS ,VVXH'DWH 1R'DWH 3URMHFW1XPEHU 0F&8//28*+ 'HVFULSWLRQ & ' % $ &RDVWDO'HYHORSPHQW3HUPLW %(%17 ,397) WK6WUHHW6XLWH6DQ'LHJR&DOLIRUQLD &/,(173URSHUW\2ZQHU$GGUHVV6DQ'LHJR&D;;;;; ODQGVFDSHDFKLWHFWXUHHQYLURQPHQWDOSODQQLQJXUEDQGHVLJQ 4368 Adams Street,Carlsbad, CA 92008 McCulloughLA.com ,668(')25,1)250$7,2121/< 127)25&216758&7,21 &RDVWDO'HYHORSPHQW3HUPLW5HVXEPLVVLRQ &RDVWDO'HYHORSPHQW3HUPLW5HVXEPLVVLRQ&RDVWDO'HYHORSPHQW3HUPLW5HVXEPLVVLRQ L-6 WATER CONSERVATION CALCULATIONS Feb. 1, 2023 Item #1 Page 35 of 35 LETTER OF TRANSMITTAL DATE: FROM: December02.2022 CityofCarlsbad,PlannirigDivision 1635FaradayAve Carlsbad,CA92008 AndrewSchlesil'lQer McCullough Landscape ArcMecture. Inc. Adams Housel/Pro)ectll:22201 FOR YOUR: ____lL_Enclosing _SendingViaCourier _Sending under Separate Cover _Other ___L_lnformatkln/File _Necessary Action _Approval/Signatures _Review and Comment CityofCarlsbadWaterEfficientlandscapeWorksheet COMMENTS: -Coastal De~elopment Permit Resubmission #3 (12102/22) ·~-~'"P=f1zf .. NOl[QO I""'"" MlUOCOM ESTIMATED TOTAL WATER USE A landscape project subject 10 the Water Etficianl Landscape Ordinance shall include the ETWU for the plans. mctoding the calculations used to de1ermine the ETWU. The ETWU for a proposedprojectshallnotexooedtheMAWA. Thefollowingequationshallbeused1ocalcolate 1he ETWU for each landscaped area and the entire project Theabbreviationsusedintheequarionhavethefollowingffl"1anings· ,e SCA Estimatect1otalwawusaingallonsperyear. Eva!)OlranspiraUonininchesperyear ~~!'; ::nor~~r~~\r square foot HydrozoneAreainsquarefeet. EachHAshallbectassifiedbaseduponthe dataincludodinthelandscapeandinigationptanashigh,modorat&.low.or very low water use lrrlgatlonEfflcl&ncyofthelrligalionmethodusedlnthehydrozone Speciallandscapedareainsquareleet ('rnyof Carlsbad WELO WORKSHEETS LANDSCAPE MANUAL APPENDIX E P-25(C) De11elopmenr Ser11/ce5 Plannir-cDivi>ion 1635faraOayAvenue l760)60H610 www.c,uhb,dco.iov WATER EFFICIENT LANDSCAPE WORKSHEET This wor1<sheet is filled out by the project apPlicant and ~ is a required element of the LandscapeDocumen1ationPackage HYDROZONE INFORMATION TABLE Pleasecomplelethehydrozonetable(s)foreachhydrozone. Useasmanylablesasnecessary toprovidethesquarefOOlageoflandscapaareape,hydrozooe Con~oller Hydrowne• Zone :::::.~ Valve Planl Hydrowne Type/Factor-•• Alea(Sq.Ft.) PF 3 141f .5 2,016 "Hydrozooe {~~ i.:;i.,~: i~~;,: Planra ""/mt,/atiorJMell>od MS•Mlcro-,,pmy ·••ptanrFacr<,rfromWl/COLSl/lor /!Slaaw111"'rearure88appropriare 1.1w.,._,111ewa1erUseP1en1.s HW-Hig/lWarerUsePlanrs ~:= B•Bubbl<Jr g-_~ HydrozoneTableforCa1culatingETWU Please compk,le lhe hydro.zone table(s). Use as many tables as nl!Ce'Ssary. (Step1,Step2) 27.28 ~~H)'irozonel~ 14,293 2,018 (Step4,Step5) 4,287.9 1.009 .8 5.359.8 1,261.3 6,621 (27.28x6,621=180.622 ETo' Wes1ol!•5=40.0 Eastofl-5800WMtofE/CaminoR11al•«.O EastofEICamilloRN/~47.0 App/icanlmaypwvidaadiffowmEToifsuppo,tod bydocu,.,.,n1ationsubfe><;tfoapprova!bytl>eCity Plan,,;,,gDMsioll ••ptanrFactor&Wa/erUw ~:!: it L,;;.,'7v~: :!~~:r: P111r1ts 0.5 s MW. Mod,,nue WatarU8o Plants 0.8 • HW -Hig/1 Weter Use Plants •··1E Micrrn;pray=,8(} ~-~75 °"'•.80 Appiicanrmayprovidead;fferr,nt/Eifsupponfldt,y doctlmM/a/iollS<Jbjecrtoapprova/byrMClty PlarminfJDwisioo(Turtarn!Landsc-lrtigarioo BesrMam,gemenrPmctic6s,Apri/2005) MAXIMUM APPLIED WATER ALLOWANCE A landscape pro;ect subject to the Waler Efficient Landscape O!"dinance shall inclode the MAWA for the ptans. ir.doding the calculaLions used to dete<mine the 1/iAWA. A lar.dscape project shall not exce&d the MAWA. The MAWA for a landscape project shall be de1ermined by thefullowingequation MAWA • (ETo)(0.62)1(0.55 X LAI+ (0.45 K SLA)] TlleabbreviatJonsusedintheequationhavettlefollowingmearnnr;s MAWA Maximum Applied Waler Allowat1Ce in gallons per year ETo Evapotranspiralionininchesperyear. 062 Conversionfactortogallons?')rsquarefoot 0.55 ETadjustmentlactor(ETAF)forptantfactorsandirrigationefficiency. LA landscapedareaincludesspeciallandscapedareainsquarefeet 0.45 TheaddrtionalETadjustmenllaclorloraspaclallandscapedarea SL.A Spcciallandscapcdarealnsquarefeel HYDROZONE 1 = (44)(0.62)1(0.55 ~ 14.293) + {0.45 x 0)1 = 214.452 HYDROZONE 2 = (44)(0.62)((0.55 x 2,018) + {0.45 x 0)1 = 30,278 TOTAL MAWA = 244.730 ~~MUM APPLIED WATER ALLOWANCE•-~"~'•'~'~' __